My wife and I are hoping to purchase a home in Canonbury and are in fact using a Canonbury conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this morning contacted us to inform me that they have now hit a problem as our Canonbury conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Canonbury lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Canonbury. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Given you plan to refinance then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
I just bought a flat at auction in Canonbury. Conveyancing is necessary. What are my next steps?
Having for in every practical sense signed on the dotted line you now have to appoint a conveyancing solicitor as a matter of priority as you are faced with a tight a fixed date to complete the conveyancing. All auction property will ordinarily have a bespoke auction set of papers. This will likely include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should pass this on to the solicitor instructed by you ASAP. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
I am aiming to move home in March. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Canonbury. Conveyancing lawyer was organised prior to coming across your page.
On the day of completion you can collect the keys from the estate agent however this can only happen once the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should tell the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a conveyancing in Canonbury or a legal practice that specialises in conveyancing in Canonbury.
We are getting a further advance on our mortgage from Coventry BS as we intend to carry out a loft conversion to our house in Canonbury. Do we need to choose a bricks and mortar Canonbury solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS would not normally require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I am purchasing a house and the solicitor has identified Chancel Repair for which the property may be obligated to contribute to because it falls into the area of such a church. He has recommended insurance. Is this really required for conveyancing in Canonbury
Unless a prior purchase of the property took place after 12 October 2013 you can assume that conveyancing practitioners handling conveyancing in Canonbury to remain recommending a chancel search and or chancel repair liability insurance.
How does conveyancing in Canonbury differ for newly converted properties?
Most buyers of new build or newly converted property in Canonbury approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Canonbury usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Canonbury or who has acted in the same development.
Given that I am about to part with over three hundred thousand on 3 bedroom house in Canonbury I would like to have a conversation with the solicitor about myconveyancing before appointing the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Canonbury.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Canonbury should be the figure that you end up paying.